boardname
DEVELOPMENT REVIEW COMMITTEE
Meeting Date: JANUARY 21, 2026
title
THE SATORI
projectinfo
Request: Major Site Plan
P&Z# 25-12000016
Owner: 4211 N FED LLC
Project Location: 4211 N Federal HWY
Folio Number: 484318000401; 484318000380; 484318000351
Land Use Designation: C (Commercial)
Zoning District: B-S (General Business)
Commission District: 2 (Rhonda Eaton)
Agent: Yexsy Schomberg
Project Planner: Saul Umana (954-786-4662 / saul.umana@copbfl.com)
otherinfo
Summary: The applicant is seeking Master Site Plan Review approval for a mixed-use project at 4211 N Federal Highway in Pompano Beach. The proposal includes 187 residential units along with about 2,507 square feet of retail space and 1,705 square feet of office space. The 2.71-acre site consists of three parcels (IDs: 484318000401, 484318000380, 484318000351) within the Highlands neighborhood. The property is currently designated Commercial (C) on the Land Use Map and zoned General Business (B-3). The project also intends to use Broward County’s Bonus Density Policy 2.16.4 for mixed-use developments.
DEPARTMENT REVIEW STATUS CONTACT INFO
|
ENGINEERING |
Authorized with Conditions |
David McGirr | david.mcgirr@copbfl.com |
|
FIRE DEPARTMENT |
Authorized |
Jim Galloway | jim.galloway@copbfl.com |
|
URBAN FORESTRY |
Authorized with Conditions |
Wade Collum | wade.collum@copbfl.com |
|
UTILITIES |
Authorized |
Nathaniel Watson Nathaniel.Watson@copbfl.com |
|
ZONING |
Authorized with Conditions |
Saul Umana Saul.Umana@copbfl.com |
|
BSO |
Authorized |
BSO Deputy Anthony Russo |Anthony_Russo@sheriff.org |
|
PLANNING |
Authorized |
Max Wemyss | max.wemyss@copbfl.com |
|
BUILDING |
Authorized |
Todd Stricker Todd.Stricker@copbfl.com |
Staff Conditions:
SCAM ALERT: Please be aware that the Development Services Director, or other Planning and
Zoning staff will never email or text requesting payment for invoices for future planning and
zoning reviews or other services. If you receive any of these requests, do not click to open the
invoice and notify Planning and Zoning immediately by calling 954-786-4679.
ENGINEERING
Plan Reviewer: David McGirr | david.mcgirr@copbfl.com <mailto:david.mcgirr@copbfl.com>
Condition: Submit/upload the (BCEPMGD) Broward County Environmental Protection and Growth Management Division Surface Water Management permit or exemption for the proposed paving and drainage shown on the civil engineering drawings.
Condition: Submit/upload a copy of the (BCOES) Broward County Water and Waste Water Service Utility permit or exemption for the proposed utility work.
Condition: Submit/upload the (FDEP) Florida Department of Environmental Protection NPDES General Permit for the proposed stormwater discharge from the proposed site construction activities.
Condition: Submit/upload the (FDEP) Florida Department of Environmental Protection (NOI) Notice of Intent for the proposed stormwater discharge from the proposed site construction activities.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation driveway connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation driveway drainage connection permit or exemption for the proposed driveway, roadway curb gutter, and sidewalk to be constructed within the road right-of-way of N. Fed. Hy.
Condition: Submit/upload a copy of the (FDOT) Florida Department of Transportation utility construction permit or exemption for the proposed off-site potable water, reclaimed water, and sewer main or lines to be constructed within the road right-of-way of N. Fed. Hy.
Condition: The City Planning and Zoning Division must approve these plans before the City’s Engineering Division can.
FIRE DEPARTMENT
Plan Reviewer: Jim Galloway | jim.galloway@copbfl.com <mailto:jim.galloway@copbfl.com>
11/18/2025
This P&Z application is able to meet all of the Fire Department requirements at this time for Site Plan Review. However, the petitioner shall maintain all proper fire department access and water supply requirements as per chapter 18 of NFPA 1 as amended from time to time.
*Additional comments may follow throughout the remainder of the permitting process. The buildings shall be in compliance with All NFPA Standards prior to receiving Fire Department approval.
URBAN FORESTRY
Plan Reviewer: Mark Brumet | mark.brumet@copbfl.com
Condition: 1. Pursuant to Code Section 155.5509: Provide evidence that all overhead utilities will be buried for this project in accordance with the referenced code section. In addition, provide a note on the site and landscape plans and in a narrative stating the following: All overhead utilities shall be buried for this project. Overhead wires still being shown on the plans provide evidence that the wires will be under ground. Email provided does not address the comment. If FPL is not willing to underground the OHW, applicant shall provide a formal letter from FPL stating this with reasons for not complying with the above-mentioned code section.
Unresolved/Condition: 2. Clarify overhead canopy and balcony layout as it pertains throughout the site. The overhead canopy and balconies appear to encroach into the required landscape areas specifically on the building sections 1, 8, and 9 as identified on sheet LP-7 and LP-8. Proposed balconies shall be reduced to provide required un-obstructed landscape open to the sky.
Unresolved/Condition: 3. Provide detail for tree and palm guying system for all planter areas on roof top and amenity decks on sheet L-5. Adjust detail to provide anchoring to the planter in case of high wind events such as the Platypus Anchoring system.
Unresolved/Condition: 4. Provide a comment response sheet as to specifically how comments have been addressed at time of resubmittal
Info: 5. Additional comments may be rendered upon re-submittal.
UTILITIES
Plan Reviewer: Nathaniel Watson | Nathaniel.Watson@copbfl.com <mailto:Nathaniel.Watson@copbfl.com>
No new comments rendered.
Info Only: 1. Additional comments may be forthcoming contingent upon future submittals to the PAM and/or DRC review process.
Condition: 2. Please procure an approved Broward County EPD Surface Water Management permit or exemption for the proposed site and off-site work. Required during official Bldg. E-plan submittal.
Info Only: 3. Please follow best management practices for sedimentation and erosion control of on-site and off-site storm systems.
Condition: 4. Broward County Water and Wastewater Service area. The county must approve any proposed or amended off-site water or sewer utility connections.
ZONING
Plan Reviewer: Saul Umana | saul.umana@copbfl.com <mailto:saul.umana@copbfl.com>
Unresolved/Condition: On the surface parking space measured to 16, add a dotted line showing the overhang for the parking spaces (min 2’ overhang
Unresolved: Prior to submitting for the AAC elevations, please coordinate how the canopies/overhangs may change to accommodate/satisfy the landscaping requirements for building base.
Unresolved: On the Architectural Elevations (sections), correct the distance from the property line for all elevations. Sheet 021. A3.1 - Provide the accurate distances.
Unresolved: The descriptions of the base, middle, and the Top on the design narrative and elevations are better suited as an approval of an “Alternative Superior Design” - An example of the superior design for another project has been attached at the end of the report upon submittal for the AAC. Staff concludes that a strict code application of the section below would result in a less elevated modern architectural design.
4. Base, Middle, and Top
Buildings of three or more stories shall include a clearly recognizable base, middle, and top configured in accordance with the following standards:
a. Building bases shall incorporate one or more of the following:
i. Thicker walls, ledges, or sills;
Figure 155.5602.C.4: Building base, middle, and top
ii. Integrally-textured materials such as stone or other masonry;
iii. Integrally-colored and patterned materials such as smooth-finished stone or tile; or
iv. Lighter or darker colored materials, mullions, or panels.
b. Building tops shall include two or more of the following features:
i. Three-dimensional cornice treatments with integrally-textured materials such as stone or other masonry or differently colored materials;
ii. Sloping roofs with overhangs and brackets;
iii. Stepped parapets; or
iv. Aligned openings and articulations.
Unresolved: Please provide architectural elevations showing compliance with the garage design standards. Separate elevations just for the parking garage are preferred to see the details.
The following code requirements are not apparent (visually) to me for the garage design standards:
C. General Parking Deck or Garage Design Standards
i. Facade articulation (i.e. wall offsets); (Are
ii. Horizontal and vertical projections; and
iii. Material and color variation; and
iv. Varied proportions of openings.
Unresolved: Prior to AAC, provide details of the proposed monument sign (or remove from site plan).
BSO
Development Review Committee Date Reviewed: 11-14-2025
Subject: CPTED and Security Strengthening Report: PZ#: PZ25-12000016
Name: THE SATORI AT LIGHTHOUSE POINT / 4211 N FED LLC
Address / Folio: 4211 N. Federal Hwy., Pompano Beach, FL
Type: Major Site Plan
Reviewer: BSO Deputy T. Russo for the City of Pompano Beach
Reviewer: BSO Deputy D. Cappellazo for the City of Pompano Beach
anthony_russo@sheriff.org
M-(561) 917-4556 (Send Text & Email, No Voicemail)
Tuesday - Friday; 8 AM 3 PM
david_cappellazo@sheriff.org
M-(954) 275-7479 (Send Text & Email, No Voicemail)
Monday - Thursday; 8 AM 3 PM
A. Natural Surveillance Security Strengthening
1.) All solid metal stairwell access doors must have a see-through reinforced security window.
PLANNING
Plan Reviewer: Max Wemyss | max.wemyss@copbfl.com
Condition: Application is for site plan approval of multifamily development on the property located at 4211 N Federal Hwy. The combined property has a Commercial Land Use and is a B-3 (General Business) Zoning District. Site Plan proposes a total of 187 multifamily units on a site that is 2.72 acres.
B-3 / Commercial properties that utilize Broward County Policy 2.16.3 or 2.16.4 shall receive up to a 50% zoning density bonus or up to 69 dwelling units per acre. For the subject site that equates to a maximum of 187.57 units - permitting the 187 units proposed. Development must meet all applicable standards of 155.4202.A.
Condition: Per the Plat Determination Letter, platting of the subject combined property is required. Plat approval shall be recorded prior to building permit approval.
Condition: A Unity of Title shall be processed and recorded prior to building permit approval.
Condition: The Applicant must provide a Final School Capacity Availability Determination (SCAD) letter from the Broward County School Board prior to Building Permit approval.
Info Only: The city has sufficient water and waste water treatment capacity to accommodate the proposal.
Condition: Update the narrative to provide a response to one of the two options below:
Policy 2.16.4 does allow for a buy-out of the affordable requirement at a cost of $10,000 for every unit in the project. This amount will escalate 3% on January 1st of every year following January of 2023.
OR
Provide the unit mix on the site data and indicate the number of units reserved for affordable housing units, equally distributed across the unit mix. A Declaration of Restrictive Covenants will be required to be recorded prior to building permit approval. (see note 1 in notes below to determine restricted units ratio)
Notes Regarding Policy 2.16.4:
POLICY 2.16.4 Within parcels designated Commerce on the Broward County Land Use Plan and fronting with direct access to a roadway classified as a State road, County arterial, per the Broward Highway Functional Classification map, or other road or portion thereof, as approved by the Board of County Commissioners, herein after referred to as a Qualified Road, or within a parcel designated Activity Center, multi-family residential use is permitted in addition to that permitted otherwise in those designations by this Plan, subject to the following:
(1) One or more of the affordable housing categories, as defined by this Plan, must be a component of the residential development based on the following bonus units to affordable unit formula(s) described below:
(a) Moderate income: six (6) bonus units for every (1) one moderate income unit.
(b) Low income: nine (9) bonus units for every (1) one low income unit.
(c) Very-low income: nineteen (19) bonus units for every (1) one very-low income unit.
(2) (a) Each required affordable housing unit must be no smaller than ten percent (10%) less than the average gross floor area of each bonus unit corresponding type (i.e., one-bedroom, two-bedroom, three-bedroom, etc.) in the development project; or
(b) The number of bedrooms/bathrooms provided in the affordable units must be proportional to the
number provided in the bonus units type (i.e., one-bedroom, two-bedroom, three-bedroom, etc.).
(3) Single-family dwelling units are not permitted. Residential units shall not be permitted on the ground floor portion of any building that fronts a Qualified Road. As per Policy 2.2.5 of the Broward County Land Use Plan, studio or efficiency housing units, no greater than 500 square feet in size, may be counted by the local government as 0.5 dwelling units for residential density purposes.
(4) These additional permitted residential density provisions are conditioned on the developer or purchaser providing, in a manner acceptable to the affected unit of local government, guarantees, at a minimum through the use of restrictive covenants, that the affordable unit(s) will be maintained as affordable to the applicable designated income group(s) for a minimum period of thirty (30) years.
(5) Within a development containing residential units, the following shall apply:
(a) Office and commercial use may either be vertically or horizontally integrated providing the following:
1. At least fifty percent (50%) of the ground floor of any portion of a building or development, excluding ingress and egress, facing a Qualified Road shall provide office and/or commercial uses;
2. Portions of a development not facing a Qualified Road within an Activity Center is not required, but encouraged, to provide for office and/or commercial uses.
(b) On parcels greater than five (5) acres, a minimum of ten percent (10%) of the gross floor area, excluding parking garages, must be reserved or utilized for office and/or commercial uses not ancillary to the residential units.
(6) Affordable unit requirements may be satisfied via an in-lieu payment to the Broward County Affordable Housing Trust Fund** equal to $10,000 per unit for the total number of units within the development, which sum shall increase by 3% annually.
(7) Units of local government may utilize the additional permitted residential density provisions described in this Policy, at their option, regardless of whether such provisions or conflicting provisions are incorporated within their certified local land use plan elements and utilization of these provisions does not require an amendment to the Broward County Land Use Plan map or local land use plan map.